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Morgan Hill real estate market

Morgan Hill land along the Uvas RiverHow is the Morgan Hill real estate market? This article will include data, trends and statistics for both houses/single family homes and condominiums/townhouses (in the second half of the article). Here’s a bit of what you’ll find in the latest monthly update for Morgan Hill’s single family housing market:

  • June remained a red hot seller’s market with more activity and less availability than last year.
  • The sales to list price ratio for homes was high, averaging 105.9% of asking.
  • Homes sold in an average of 13 days, a rapid turnover in under 2 weeks.

The Morgan Hill Real Estate Market

If you’re looking to learn more about Coronavirus’ impact on real estate sales, please check my post on that subject. This month’s data gives us only a small window into the changes the pandemic has had on the market.

At the start of the pandemic here in Silicon Valley, the Multiple Listing Service (MLS) paused the timer on all Days on Market (DOM). Therefore these numbers will be off beginning from March 17th through around May 17th, 2020. In the data below, this will affect any numbers related to the days on market, the absorption rate, and the days of inventory. This will not affect current numbers, but will affect those previous months data.

The cities of Morgan Hill and Gilroy are usually a bit less in demand than parts of Santa Clara County which are either tech magnets or closer to these big businesses. So if most of the Silicon Valley has a sale price to list price ratio of anywhere from 100% to 105%, it’s generally lower here, making the home buying conditions calmer for weary buyers, though still a sellers market.

First up, the market profile from Altos Research – this is updated weekly, so check back often! You can also view the weekly newsletter through the link below, where you can also subscribe to receive this update every week in your inbox. Prefer a particular zip code instead? You can type in your desired zip in the “Search Anywhere” line and then request that particular weekly update by email.

Altos Research weekly report for all of Morgan Hill

Altos weekly report for 95037 only

Altos weekly report for 95038 only

Morgan Hill Real-Time Market Profile

The latest Altos update (July 9th) shows a gentle rise in inventory, low and steady days on market, and an elevated market action with a recent decline. The current market remains in a strong seller’s market.

Trends at a Glance for Single Family Homes in Morgan Hill

Below is a chart with basic info, to see more click on this link to see the Real Estate Report for Morgan Hill. This June remained extremely active. Closed sales slipped and pending sales grew from the month before, and both were a little above last year. Available inventory plummeted month-over-month, still significantly low year-over-year. Homes regularly sold above list price at an average of 105.9% of asking, and in only 12 days. It’s an active seller’s market with high demand competing for a tiny pool of available homes.

Trends At a Glance Jun 2021 Previous Month Year-over-Year
Median Price $1,300,000 (0.0%) $1,300,000 $1,105,000 (+17.6%)
Average Price $1,422,830 (+1.1%) $1,406,740 $1,170,240 (+21.6%)
No. of Sales 55 (-9.8%) 61 50 (+10.0%)
Pending 74 (+13.8%) 65 71 (+4.2%)
Active 26 (-38.1%) 42 51 (-49.0%)
Sale vs. List Price 105.9% (-1.0%) 107.0% 99.8% (+6.2%)
Days on Market 13 (+8.6%) 12 30 (-55.8%)
Days of Inventory 14 (-33.6%) 21 30 (-53.7%)

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Terra Mia at Mission Ranch in Morgan Hill

Terra Mia at Mission Ranch in Morgan Hill is a newer residential community of 85 single family homes built between 2013 and 2017 by Dividend Homes. Terra Mia is set on the northern end of town, not far from Cochrane Road, with views of the El Toro peak in the distance. The neighborhood enjoys a couple of parks, tennis courts, a basketball court, sidewalks, underground utilities, and fabulous convenience to a Starbucks, shops, restaurants and even a walk in medical clinic.  It is also within the Nordstrom Elementary attendance area – a huge draw.

 

Mission Ranch at Terra Mia in Morgan Hill with view of El Toro in the distance

 

Above: scenic El Toro (the volcanic like conical hill) is seen in the distance. On the other side, unseen, are the east foothills or the Calaveras range.

 

Mission Ranch neighborhood Morgan Hill

 

Homes at Terra Mia at Mission Ranch are one and two stories with a Mediterranean, Craftsman, or other contemporary style of architecture. Home come with 3 to 5 bedrooms and the sizes range between 1,567 – 3,709 square feet, and lot sizes span 4,100 – 9,047 SF.

 

 Mission Ranch at Terra Mia in Morgan Hill

 

You’ll see stucco exteriors, tile roofs, arches, and other accents reminiscent of the Mediterranean style, and other types, too. (more…)

Andy’s Orchard Fruit Tasting in Morgan Hill

Andy's Orchard in Morgan Hill signLast Father’s Day, mid June 2017, we trekked to South County to do some fruit picking and fruit tasting at Andy’s Orchard in Morgan Hill. I highly recommend it, though the website for Andy’s Orchard says that their cherry harvest has been smaller than usual this year. They are again offering this event on Father’s Day 2018, but do check their website (see link below) to make sure that the tour you want is not sold out.

We walked through the orchard during the earliest available time slot since it was a heat wave weekend. The orchard had all kinds of varieties of cherries (I remember one with a funny name, the Black Republicans), but also pluats, nectarines, and a wide number of stone fruits, too. We were encouraged to taste as we went, and had no trouble complying. Many of us had buckets that we filled (and paid for the fruit later). It was so interesting to try one type of cherry after the next and to learn about how the trees are cared for.

Next was the open air tasting station, where we were able to enjoy and compare a huge number of apricots, peaches, nectarines, pluats, apriums, cherries, etc.  Had we known when we walk the orchard how much more food would be there for us, we might all have had a little more restraint. By the time we got to the tasting stations, I was already pretty full and well past the amount of fruit I should have had for that period of time.

 

Andy's Orchard Morgan Hill old style fruit banner

 

Take a look at some of the photos to give you a sense of the vast offerings! What it does not well convey is how delicious the fruit was!

 

Picking fruit at Andy's Orchard on Father's Day 2018

 

We picked a variety of cherries, many types of which we’d never heard of before.

After that, we headed to a covered area (the shade was much appreciated as it was a toasty day) to check out the fruit tasting stations. Included were plums, pluats, apricots, nectarines, cherries, and all sorts of hybrids that were new to me.

 

fruit tasting stations with cherries apricots plums and more

 

Closeup of one of the fruits offered for tasting. In most cases, the fruit was presented in whole AND pre-sliced for easy munching.

 

Pegasus Nectarine

 

And here’s a shot of the whole fruit and the samples.

 

Flavorosa Pluat

 

Can’t wait to take visiting relatives back there!

 

Beauty Plum

 

You can learn more about Andy’s Orchard and check out their event schedule at their website: https://andysorchard.com/

 

 

 

 

The Silicon Valley Luxury Home Market

El Sombroso peaking over a bridge at Vasona County Park in Los GatosWhat makes an expensive house in the San Jose area more than just a pricey bit of real estate, but instead a Silicon Valley luxury home? How is high end real estate different from the rest of the market? When is a property not just a home with land, but an estate?

In other parts of the U.S., spending $1,200,000 may fetch a 4000 square foot home, new construction, in an upscale gated community with country club amenities such as a golf course, tennis courts, and more. Here, that same $1,200,000 will procure an entry to mid-level single family home in many parts of Santa Clara County. It won’t necessarily be a Silicon Valley luxury home.

Luxury connotes a combination of qualities, features, and amenities. And it includes pricing (relative to the nearby market), condition, land, design.

Pricing Luxury Homes in Silicon Valley: What Do They Cost?

Expensive Silicon Valley homes are not necessarily luxury homes. Depending on the city or town, the price tag could be higher or lower. For instance, a fabulous house on a large lot in Gilroy’s Eagle Ridge might sell for 1/3 as much as the identical type of home, land and neighborhood found in Saratoga, Monte Sereno, or Los Gatos, or Los Altos, if a similar home happened to be available. Generally, though, luxury homes could cost as little as $1,000,000 or so in some parts of Silicon Valley or in neighboring counties, but in most parts of Silicon Valley, a true estate type property will be valued at $2,000,000 or $3,000,000 or more.  In some areas, such as Palo Alto, that $2 million doesn’t go too far and the home you can purchase at that price tag may need major updating – or it could be “land value”.  For our purposes today, we’ll use $2 million as the bottom number for estate properties, but it may or may not be the case in some areas.

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Guglielmo Winery in Morgan Hill

Guglielmo Winery in Morgan Hill - wine barrel signSouth County is rich with wineries! Recently my husband and I visited one of them, Guglielmo, when we were in Morgan Hill for some friends’ pool party. Jim hadn’t been to Guglielmo Winery in decades, and somehow I’d never been there before at all.

Set in a beautiful campus, the Guglielmo Winery is venerable as one of the older wineries around and begun in 1925. The Guglielmo website states that “Guglielmo Winery is the oldest, continuously operating, family owned winery in Santa Clara Valley.”

It has a nice mix of the “hark to yesteryear” items, both outside and in, with more contemporary decor and landscaping. It’s a very nice blend of old and new.

Inside, there’s a rustic, rambling set of rooms that serve as both 2 wine tasting stations and a really fun store full of kitschy, funny, and useful things.  Close to the cash register was the area for white wines, and in the back was another for reds.  We were at the former.  The wine we tried was delicious and we came away with two bottles of the Tre and one of a sparkling wine.

In summer, the winery provides free music at its Vine and Vibes series on Wednesdays.  There are other events too – check out the schedule at their site:
http://www.guglielmowinery.com/events/

The winery is located at 1480 East Main Avenue, Morgan Hill, CA. There’s a small tasting fee of $5 per person as of this writing (July 2016), and the fee is refunded if you purchase $25 worth of wine or more. http://www.guglielmowinery.com/

Here are some images of the winery when we visited on July 2nd. Enjoy!

 

 

Cal Fire operates “controlled burn” at Henry Coe State Park near Morgan Hill; skies smokey over San Jose

Yesterday Jim and I attended the Los Gatos Creekside Sports Park kickoff celebration (will nearly touch Vasona Lake County Park and is just off of University Avenue) and as we often do, drove east on Blossom Hill Road to get home. Straight ahead of us, hanging over south San Jose and Santa Teresa and extending north, was a huge and darkened cloud. Smoke? Smog? Rainclouds?

We drove up Harwood Road and to the top of Harwood Court to get a better view of it. It did look like it started in south San Jose or further south than that. Some hikers were trekking up the challenging hill and we asked them if they knew if it were a fire. “Can’t smell it,” one replied “so it must be smog – just awful!” Smog, though, tends to dissipate from side to side and not hang together so tightly as what we saw.

 

Controlled burn east of Morgan Hill on Oct 18 2011 created smoggy skies in San Jose

View from Harwood Court in Los Gatos of the smokey skies created by the Cal Fire “controlled burn” in south county

 

We flipped on KLIV, the San Jose based AM radio station (channel 1590) that best covers local news & traffic, and learned right away that it was a controlled burn. This morning I googled the fire and learned that it’s a 2 day burn at part of Henry Coe State Park, overseen by Cal Fire, with more scheduled for today.

The Morgan Hill Times reports that “The prescribed burn is part of the ‘Western Zone Complex’ controlled fire in the remote area of the park. The fire will take place on the Middle Ridge Trail off Hobbs Road, about eight miles northeast of Morgan Hill, according to Calfire fire prevention specialist Chris Morgan. ”

 

 

 

Stunning, scenic, riverfront land, close to town, for Sale in Morgan Hill

My Sereno Group real estate colleague and friend Lorraine Combs has some extremely gorgeous land listed for sale in Morgan Hill.  Many of us have the dream about building a home somewhere in Silicon Valley and getting more space – and this south county acreage is so scenic that I really wanted to showcase it here.  It’s a nice piece of the California heritage with views of the hills, trees and water all in one place. What a great place to enjoy horses or a vineyard!

So, take a few minutes, enjoy the photos and details, and see if these riverside lots might be just the thing for you or someone you know!

Two Riverfront Morgan Hill Lots For Sale: Some General Information

Morgan Hill land for sale along the Uvas RiverThese two properties were recently subdivided, so share the same address, which is 12575 Watsonville Road, Morgan Hill.  The area is close to town and also near to the wine growing region.

One of these parcels is just shy of 3 acres and the other is 3.45 acres.  They are contiguous so two lots can be purchased together if you are looking for an even larger piece of land to call your own.

Both properties front the beautiful Uvas River, which runs year round.  And both are equestrian properties, zoned for horses.

Seller financing is possible for your real estate purchase – this is an enormous plus, especially given the current lending climate!

A well is shared between the two addresses. One lot has a P, G & E pole and the other has an electric easement.

Morgan Hill land for sale, close to town, zoned for horses and situated along the Uvas RiverOne of the parcels has an existing structure and a new house can be built on that site, which includes views of the Uvas River.  The other does not currently have a building on it but does enjoy frontage on the river (and plenty of level land upon which to build).

Please note: do not go to these listings without an appointment!  It is imperative to call and make an appointment first to view this prime land (contact info will be listed at the end of this article).

Now let’s go over each parcel individually. (more…)

What is the Williamson Act? Will it be eliminated?

White Horse FenceThe Williamson Act, also known as the California Land Conservation Act, was passed by our California Legislature in 1965 in order to encourage rural & agricultural lands to remain undeveloped longer. When land owners enter into a contract under the act, they benefit from lower property taxes, which are based on the property’s current use, rather than paying market value based tax rates.  In exchange, the property is to remain undeveloped and continue to function the same way for the duration of that contract.  The contracts run for 10 years and are automatically renewed unless the farmer or rancher cancels it.

Why does the Williamson Act matter?

According to the Committee for Green Foothills, there are 362,000 acres of land in Santa Clara County under the Williamson Act (that article appears to have been written in 2003, so the numbers may have changed a little since then).  Much of it is in the east foothills of east San Jose and the south county areas near Morgan Hill and Gilroy, but there are patches of it in Los Gatos, Saratoga, Cupertino, Almaden Valley, Blossom Valley and throughout Silicon Valley. The tax breaks make it possible for many farmers and ranchers to stay in business and not feel forced to sell their land for development.  If they were paying “market rate” taxes, it would not be long before most or all of our rural and agricultural uses gave way to housing and other development.

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